HomeMy WebLinkAbout9B - Reconsider Regal Crest
MEETING DATE:
AGENDA #:
PREP ARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
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APRIL 16, 2Q{W
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JANE KA.NSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING
THE CONDITIONAL USE PERMIT FOR A 74 UNIT
TOWNHOUSE DEVELOPMENT AND A RESOLUTION
APPROVING THE PRELIMINARY PLAT TO BE KNO'VN AS
REGAL CREST
History: Pavek Family Investments Company and Hodgson Trust
have applied for approval of a development to be known as Regal
Crest on the property located on the west side of CSAH 21, If,; mile
north of CSAH 82. The application includes the following requests:
· Approve a Conditional Use Permit for a cluster development;
· Approve a Preliminary Plat.
The Planning Commission considered this request at a public hearing
on February 12, 2001. The staff and the Planning Commission
identified several issues pertaining to this development. The Planning
Commission tabled this item until March 12, 2001 to allow the
developer the opportunity to address the outstanding issues. The
developer then requested this item be continued to March 26, 2001 to
allow additional time to address the issues.
On March 26, 2001, the Planning Commission considered the revised
plans. At that hearing, there was testimony from a resident of the
Windsong development that the proposed access onto CSAH 21 was
unsafe and inconsistent with the Scott County spacing guidelines. The
Planning Conmlission also received, as part of the agenda report, a
letter from the Scott County Highway Department stating that this
access, while not ideal, meets the minimum spacing guideline. The
County also recognized that a reasonable access to this property must
be allowed. The Planning Commission ultimately detennined there
were no other access points available on CSAH 21 to serve this
property. The plan does make provisions for future access once
adjacent properties are developed. The Planning Commission
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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recommended approval of these applications subject to conditions. A
draft copy of the minutes of the February 12,2001 and March 26, 2001
Planning Commission meetings are attached to this report.
Current Circumstances: The total site consists of 25.58 acres. The
net area of this site, less County road right-of-way and wetlands, is
23.81 acres. This site has a varied topography, with elevations ranging
from 984' MSL at its highest point to 925' MSL at the lowest point.
The high point of the site is located in the northwest corner of the site.
The site drains south towards the wetlands located at the southeast
corner and southwest corners of the site. The northeast corner of the
site drains to the north. The property also contains areas with slopes
exceeding 20 percent, primarily surrounding the wetland.
This site consists of a combination of woodland and pastureland.
There are several stands of significant trees, especially on the north
half of the site. The project is subject to the Tree Preservation
requirements of the Zoning Ordinance.
There are two wetlands located within this site, with a total area of
1.24 acres. The plans indicate 22,651 square feet of wetland will be
filled to allow the construction of a road. This area will be mitigated
on site in accordance with the Wetland Conservation Act.
Access to the site is from CSAH 21 on the east side of the site, and
from Jeffers Pass in Wensmann 1 st Addition on the northwest side of
the site. The location of the access on CSAH 21 is directly opposite
Windsong Circle. This location is dictated by Scott County.
This property is designated for Urban Low to Medium Density
Residential uses on the 2020 Comprehensive Plan Land Use Map. The
entire site is located within the current MUSA boundary. The site is
zoned R-1 (Low Density Residential). The R-l district permits a
maximum density of 3.6 units per acre. The southeast corner of the
site is also located within the Shoreland District for Prior Lake. There
is no development, other than road construction, within the Shoreland
District.
The developer submitted revised plans for this development on March
1,2001. The following information is a summary of these plans.
Densitv: The revised plan proposes 74 units on a total of 25.58 acres.
Density is based on the buildable acres of the site, or in this case on
23.81 net acres. The overall density proposed in this plan is 3.1 units
per acre.
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Lots: The preliminary plat consists of 74 lots for the townhouse units.
There are also 5 lots for the common open space.
Building Styles: The proposed plan calls for a townhouse style
development consisting of 2-, 3- and 4-unit buildings. Elevations of
the buildings are attached to this report. The plan includes 5 two-unit
buildings, 16 three-unit buildings and 4 four-unit buildings. The
townhouses are designed as 1,600 to 2, 100 square foot ramblers with
walkout basements, although the narrative suggests there may be some
1 12 story buildings as well. All of the units have either double or
triple car attached garages. The exterior materials are brick and steel
siding.
Setbacks: The plan proposes a 25' setback from the front property
line, a minimum 25' rear yard setback, and a minimum 20' building
separation (foundation to foundation) between the townhouses. The
plan also notes a 30' setback from any wetland and storm water pond.
The Subdivision Ordinance also requires that all building pads be
located at least 30' from the 100 year flood elevation of any wetland or
NURP pond.
Lot Coverage: The R-l district allows a maximum ground floor area
of 0.30. The ground floor area proposed in this plan is 0.17.
Useable Open Space: The R-l district also requires a minimum of
600 square feet of useable open space per unit for cluster
developments. The proposed common area provides open space for
this development; the calculations indicate 5.6 acres of open space, or
3,296 square feet per unit.
Parking: The proposal provides at least 2 spaces per dwelling unit,
which is consistent with the minimum Zoning Ordinance
requirements. Based on the site plan, 26 units have two car garages,
and 48 units have 3 car garages, providing 196 parking spaces. The
plan does not provide any specific off-street guest parking, other than
the areas located in the driveways.
Landscaping: Section 1107.1900 lists the landscaping requirements
for this development. Perimeter landscaping is required for the
townhouse portion of the development with buildings consisting of 3
or more units at a rate of 1 tree per unit or 1 tree per 40' feet of
perimeter, whichever is greater. Staff calculations indicate a total of
119 trees are required for this site. The revised landscaping plan is
consistent with the ordinance requirements. An irrigation plan has also
been provided. However, this plan does not appear to be signed by a
registered landscape architect as required by the Zoning Ordinance.
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Tree Replacement: The applicant has submitted an inventory
identifying 6,743 caliper inches of significant trees on the site. Based
on the revised plan, the proposal removes 7.1 % for road and utility
purposes and 33% for building pads and driveways. This is a
significant decrease from the original proposal, which removed 52.8%
of the significant caliper inches for building pads and driveways. The
removal of the 3-unit building in the northwest corner of the site and
the relocation of the buildings on the south side of Thatcher Lane
resulted in the saving of several trees.
Tree replacement will be required. Since replacement is required at a
rate of 1/2 caliper inch to 1 caliper inch removed, a total of 270.5
caliper inches must be replaced. The landscaping plan identifies the
proper number of caliper inches of replacement trees.
Signs: This site plan does not include any project monument signs.
Lighting: Street lights will be provided on the public streets.
Streets: This plan proposes three new public streets. Jeffers Pass is
the major street and extends 1,450' from CSAH 21 to Jeffers Pass at
the northwest comer of the site. The second street is Thatcher Lane,
which is located on the north side of Jeffers Pass and extends 750' to
the east property line. Since this street is currently a dead-end, a
temporary cul-de-sac will be provided at the east end of the street.
This street provides future access to the property directly east of this
site. The alignment, if extended, will eventually provide access to
CSAH 21 across from Lords Street. Lauren Lane is a 250' long
north/south street located on the south side of Jeffers Pass, and
extending to the south property line. The street also provides future
access to the property to the south, and includes a temporary cul-de-
sac.
Sidewalks/Trails: . The plan proposes sidewalk along one side of all
of the streets. A private trail is shown within the common open space.
Parks: This plan does not include any parkland dedication. A 12 acre
park was recently dedicated in Wensmann 1 st Addition to the west of
this site. Access to that park is available via the public sidewalks.
Parkland dedication for this development will be satisfied by a .
$33,254.00 cash dedication in lieu of land. In addition, each unit will
be subject to an $850 park support fee when a building permit is
issued, since a complete application for this development was received
before the City Council adopted the new parkland dedication
requirements.
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Sanitary Sewer and Water Main: Sanitary sewer and water main
will be extended from the existing utilities located in CSAH 21. The
extension of these lines is within the proposed street right-of-ways.
The developer has also extended to the services to the adjacent
property located on the east and on the south.
Storm Sewer: The plan proposes a series of storm sewer pipes and
catch basins that direct runoff to a NURP pond located on the east side
of the site. The developer has revised the drainage plan so it is
consistent with the watershed district requirements.
Phasing: There are two phases proposed for this project. The first
phase consists of 33 units located on the east half of the site. The
second phase includes the remaining 41 units.
The Issues: There are two separate applications included in this
request. The issues for each application are discussed below.
Conditional Use Permit Plan: The proposed CUP must be reviewed
in accordance with the criteria found in Section 1108.202 of the
Zoning Ordinance. This section provides that a conditional use shall
be approved if it is found to meet specific criteria. The Planning
Commission addressed these criteria as shown below.
(1) The use is consistent with and supportive of the goals and
policies of the Comprehensive Plan.
The Low to Medium Density Residential designation allows
townhomes and cluster housing up to 10 units per acre. This
development is consistent with those goals, and with the policy to
provide a mix of residential housing styles.
(2) The use will not be detrimental to the health, safety, morals
and general welfare of the community as a whole.
This use will not be detrimental to the health, safety, morals and
general welfare of the community. The use is consistent with the
adjacent development.
(3) The use is consistent with the intent and purpose of the Zoning
Ordinance and the Use District in which the Conditional Use is
located.
The proposal meets the provisions of the Zoning Ordinance.
(4) The use will not have undue adverse impacts on governmental
facilities, services, or improvements which are either existing
or proposed.
The developer will install all utilities necessary to serve this site.
The sewer lines have the capacity to serve this site. The proposed
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NURP pond and storm water sewer system will be designed to
accommodate runoff from this site.
(5) The use will not have undue adverse impacts on the use and
enjoyment of properties in close proximity to the conditional
use.
The use is similar to the approved Wensmann 1 st development and
will not have an adverse affect on that property. The property to
the south may be affected by runoff. This can be mitigated by the
acquisition of drainage easements on that property, if necessary.
(6) The use is subject to the design and other requirements of site
and landscape plans prepared by or under the direction of a
professional landscape architect~ or civil engineer registered in
the State of Minnesota~ approved by the City Council and
incorporated as part of the conditions imposed on the use by
the City Council.
A civil engineer has prepared the plans. As noted above, with
some modifications, the plans meet all requirements of the Zoning
Ordinance. The landscape plan must be prepared and signed by a
registered landscape architect.
(7) The use is subject to drainage and utility plans prepared by a
professional civil engineer registered in the State of Minnesota
which illustrate locations of city water, city sewer, fire
hydrants~ manholes, power~ telephone and cable lines~ natural
gas mains, and other service facilities. The plans shall be
included as part of the conditions set forth in the Conditional
Use Permit approved by the City Council.
The plans have been prepared by a civil engineer and reviewed by
the City Engineering Department. Some modifications are
required, and will be made prior to approval of the final plat for
this site.
(8) The use is subject to such other additional conditions which the
City Council may find necessary to protect the general welfare,
public safety and neighborhood character. Such additional
conditions may be imposed in those situations where the other
dimensional standards, performance standards~ conditions or
requirements in this Ordinance are insufficient to achieve the
objectives contained in subsection 1108.202. In these
circumstances~ the City Council may impose restrictions and
conditions on the Conditional Use Permit which are more
stringent than those set forth in the Ordinance and which are
consistent with the general conditions above. The additional
conditions shall be set forth in the Conditional Use Permit
approved by the City Council.
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The suggested conditions and modifications for approval of this
plan are listed below, and must be incorporated into the plans prior
to final approval by the CounciL
Section 1102.403 (1) lists the specific criteria for a cluster
development in the R-l district. These criteria are discussed below:
a. Cluster housing shall meet the following mInImUm
requirements: (1) No more than four dwelling units shall be
incorporated in a single building; (2) The density of
development shall not exceed the density allowed in an "R-1"
Single Family Residential Use District; (3) This subsection shall
not be applied to conversion of existing dwelling units into
cluster housing but may be applied to site clearance and
redevelopment. Existing units may be incorporated into new
development plans when such units are not converted or added
to; (4) There shall be 600 square feet of usable open space for
each dwelling unit.
The proposal meets the above criteria.
b. The applicant shall clearly demonstrate through the application
and site plan that a superior development would result by
clustering. The presence of a superior development shall be
determined by reference to the following criteria: (1) The
presence and preservation of topographic features, woods and
trees, water bodies and streams, and other physical and
ecological conditions; (2) Suitable provisions for permanently
retaining and maintaining the amenities and open space; (3)
Locating and clustering the buildings to preserve and enhance
existing natural features and scenic views, aesthetically pleasing
building forms and materials, addition of landscaping to screen
development, recognition of existing development and public
facilities, and consistency with City goals and plans for the areas.
This site is suitable for cluster development due to the topography,
wetlands and the existing trees on the site. The revised proposal
attempts to preserve many of the steep slopes by designating this
area as common open space.
Preliminary Plat: With some modifications, the proposed preliminary
plat meets the standards of the Subdivision Ordinance and Zoning
Ordinance.
One issue which must be addressed is the disturbance of the slopes on
this site. Section 6-6-6 E of the Subdivision Ordinance states
"whenever possible, slopes of twenty percent (20%) or greater should
not be disturbed and should be retained as private or public open
space." This plat has some locations in which slopes of 20% or
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greater are disturbed, either for the placement of roads and utilities or
the placement of homes. The Planning Commission determined that
the developer has utilized a walk-out building style which will reduce
the impact ofthe development on the slopes. The Commission also
determined this impact is no greater than the impact of other
developments.
Conclusion: The Planning Commission also concluded the proposal
met the requirements for a conditional use permit and preliminary plat.
The Planning Commission recommended approval of the conditional
use permit and the preliminary plat subject to the following conditions:
1) The landscaping plan and tree replacement plan must be modified
to meet the minimum ordinance requirements. The landscaping
plan must also be prepared and signed by a registered landscape
architect. In addition, an irrigation plan must be provided.
2) Provide building elevations, including all sides of the building, and
floor plans for all proposed building styles.
3) The plans should be revised to combine more of the driveway
openings, especially on Jeffers Pass.
4) Address the following comments from the City Engineer:
(a) Submit a wetland replacement application.
(b) Provide an additional low point on Jeffers Pass, north of
Thatcher Lane, to direct runoff into the southwest wetland on
the property.
(c) Maximum slope of grading in maintained areas is 4:1. Some
graded areas are shown with a greater than 3: 1 slope. Provide
retaining walls as necesswJ! to create 4:1 slopes in maintained
areas.
(d) Refer to the Prior Lake Design Manual for preparation of
plans and specifications.
(e) Look at alternative ways of connecting to the existing sanitwy
sewer.
(f) Catch basin 15 is located in a driveway. The driveway
location must be moved.
(g) The intersection of Lauren Lane and Jeffers Pass must be
constructed in Phase 1 to eliminate the need for a temporwy
cul-de-sac.
(h) The developer must obtain tempOra7)! construction easements
where off-site grading is occurring. These easements must be
provided to the City prior to issuance of a grading permit.
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FISCAL IMPACT:
AL TERNATIVES:
RECOMMENDED
MOTION:
(i) The street grade shall not exceed 2.00% for the first J 00 '
approaching the intersection with C.R. 21.
5) Address the following comments from the Scott Coun~v Engineer:
(a) Provide a right-turn lane, designed to County standards, on
CSAH 21 at Jeffers Pass.
(b) Remove the existing driveway on CSAH 21 and grade to match
right -of- way.
(c) Obtain permits from the County for any work in the County
right-oi-way.
6) Obtain a permit from the Watershed District.
7) All necessalJl permits from other agencies must be obtained and
submitted to the City prior to final plat approval, or prior to
approval of a grading permit.
A revised landscaping plan and building elevations were submitted by
the developer on March 30, 2001. These plans satisfy the first two
conditions. However, the landscaping plan must still be signed by a
registered landscape architect.
Bud~et Impact: The construction of new dwellings will provide
additional tax base to the City.
The City Council has three alternatives:
1. Adopt Resolution #Ol-XX approving the Conditional Use Permit
for this development subject to the listed conditions, and adopt
Resolution #Ol-XX, approving the Preliminary Plat for Regal Crest
subject to the listed conditions, with the finding that the preliminary
plat is consistent with the intent and purpose of the Comprehensive
Plan and the Zoning and Subdivision Ordinances.
2. Deny the Conditional Use Permit and the Preliminary Plat on the
basis they are inconsistent with the purpose and intent of the Zoning
and Subdivision Ordinances and/or the Comprehensive Plan. In
this case, the Council should direct the staff to prepare a resolution
with findings of fact for the denial of these requests.
3. Defer consideration of this item for specific reasons.
Staff recommends alternative #1. Since there are two separate items,
two motions are required.
1. A motion and second to approve Resolution Ol-XX approving the
Conditional Use Permit, subject to the listed conditions.
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2. A motion and second to approve Resolution Ol-XX, approving the
Preliminary Plat to be known as Regal Crest, subject to the listed
conditions.
REVIE~TED BY:
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CONDITIONAL USE PERMIT
RESOLUTION 01-~ c.j1
APPROVING A CONDITIONAL USE PERMIT TO DEVELOP A 74 UNIT
TOWNHOUSE DEVELOPMENT TO BE KNOWN AS "REGAL CREST"
MOTION BY:
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
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SECOND BY:
The Prior Lake Planning Commission conducted a public hearing on
February 12, 2001, to consider an application from Pavek Family
Investments and Hodgson Trust for a Conditional Use Permit (CUP) for a 78
unit cluster development to be known as Regal Crest; and,
The Prior Lake Planning Commission continued the public hearing to March
26,2001; and
Notice of the public hearing on said CUP has been duly published in
accordance with the applicable Prior Lake Ordinances; and
The Planning Commission proceeded to hear all persons interested in this
issue and persons interested were afforded the opportunity to present their
views and objections related to the CUP of Regal Crest; and
The City Council considered the CUP application for Regal Crest at its
regular meeting on April 16, 2001; and
The Planning Commission and City Council find the CUP for Regal Crest in
harmony with both existing and proposed development in the area
surrounding the project; and
The Planning Commission and City Council find the proposed CUP is
compatible with the stated purposes and intent of the Zoning Ordinance as
they relate to conditionally permitted uses, and further, that the proposed
CUP meets the criteria for approval of CUP as contained in Section 1108.202
of the Zoning Ordinance.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE:
1. The recitals set forth above are incorporated herein.
2. The City Council hereby adopts the following findings:
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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a) The use is consistent with and supportive of the goals and policies of the
Comprehensive Plan.
The Low to Medium Density Residential designation allows townhomes and cluster
housing up to 10 units per acre. This development is consistent with those goals, and
with the policy to provide a mIX of residential housing styles.
b) The use will not be detrimental to the health, safety, morals and general welfare of
the community as a whole.
This use will not be detrimental to the health, safety, morals and general welfare of the
community. The use is consistent with the adjacent development.
c) The use is consistent with the intent and purpose of the Zoning Ordinance and the
Use District in which the Conditional Use is located.
The proposal meets the provisions of the Zoning Ordinance.
d) The use will not have undue adverse impacts on governmental facilities, services, or
improvements which are either existing or proposed.
The developer will install all utilities necessary to serve this site. The sewer Jines have
the capacity to serve this site. The proposed NURP pond and stonn water sewer system
will be designed to accommodate runoff from this site.
e) The use will not have undue adverse impacts on the use and enjoyment of
properties in close proximity to the conditional use.
The use is similar to the approved Wensmann 1st development and will not have an
adverse affect on that property. The property to the south may be affected by runoff.
This can be mitigated by the acquisition of drainage easements on that property, if
necessary.
f) The use is subject to the design and other requirements of site and landscape plans
prepared by or under the direction of a professional landscape architect, or civil
engineer registered in the State of Minnesota, approved by the City Council and
incorporated as part of the conditions imposed on the use by the City Council.
A civil engineer has prepared the plans. As noted above, with some modifications, the
plans meet all requirements of the Zoning Ordinance. The landscape plan must be
prepared and signed by a registered landscape architect.
g) The use is subject to drainage and utility plans prepared by a professional civil
engineer registered in the State of Minnesota which illustrate locations of city
water, city sewer, fire hydrants, manholes, power, telephone and cable lines, natural
gas mains, and other service facilities. The plans shall be included as part of the
- conditions set forth in the Conditional Use Permit approved by the City Council.
The plans have been prepared by a civil engineer and reviewed by the City Engineering
Department. Some modifications are required, and will be made prior to approval of the
final plat for this site.
h) The use is subject to such other additional conditions which the City Council may
find necessary to protect the general welfare, public safety and neighborhood
character. Such additional conditions may be imposed in those situations where the
other dimensional standards, performance standards, conditions or requirements in
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this Ordinance are insufficient to achieve the objectives contained in subsection
1108.202. In these circumstances, the City Council may impose restrictions and
conditions on the Conditional Use Permit which are more stringent than those set
forth in the Ordinance and which are consistent with the general conditions above.
The additional conditions shall be set forth in the Conditional Use Permit approved
by the City Council.
The suggested conditions and modifications for approval of this plan are listed below,
and must be incorporated into the plans prior to final approval by the Council.
3. Section 1102.403 (1) lists the specific criteria for a cluster development in the R-1 district.
These criteria are discussed below:
a) Cluster housing shall meet the following minimum requirements: (1) No more than
four dwelling units shall be incorporated in a single building; (2) The density of
development shall not exceed the density allowed in an "R-l" Single Family
Residential Use District; (3) This subsection shall not be applied to conversion of
existing dwelling units into cluster housing but may be applied to site clearance and
redevelopment; Existing units may be incorporated into new development plans
when such units are not converted or added to; (4) There shall be 600 square feet of
usable open space for each dwelling unit.
The proposal meets the above criteria.
b) The applicant shall clearly demonstrate through the application and site plan that a
superior development would result by clustering. The presence of a superior
development shall be determined by reference to the following criteria: (1) The
presence and preservation of topographic features, woods and trees, water bodies
and streams, and other physical and ecological conditions; (2) Suitable provisions
for permanently retaining and maintaining the amenities and open space; (3)
Locating and clustering the buildings to preserve and enhance existing natural
features and scenic views, aesthetically pleasing building forms and materials,
addition of landscaping to screen development, recognition of existing development
and public facilities, and consistency with City goals and plans for the areas.
This site is suitable for cluster development due to the topography, wetlands and the
existing trees on the site. The revised proposal attempts to preserve many of the steep
slopes by designating this area as common open space.
4. The Conditional Use Permit is hereby approved on the property legally described as follows:
The South 20 rods of the East 60 rods of the Northeast % of the Northeast 1/4'; the north 18
rods of the Southeast V. of the Northeast Y-.; the south 18 rods of the North 36 rods of the
Southeast 1~ of the Northeast 1/4'; and the South 8 rods of the North 44 rods of the Southeast
% of the Northeast%; all in Section 34, Township 115, Range 22, EXCEPT that portion of
the above land described as follows: A tract of land in the East 12 of the Northeast % of
Section 34, Township 115, Range 22, Scott County, Minnesota described as follows:
Commencing at a point 1209.4 feet North of the Southeast comer of said Northeast % and
lying on the East line thereof, and running thence West at right angles to said East line a
distance of 367.3 feet; thence North parallel to said East line a distance of 473.3 feet more or
less to the South line of the North 990 feet of said Northeast %; thence east along said South
line a distance of 367.3 feet to the East line of said Northeast Y4; thence South 473.3 feet to
the point of beginning.
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, 5.,j-e Conditional Use Permit IS hereby approved subject to the following conditions:
')J / ;;;;'~) The landscaping plan must also be prepared and signed by a registered landscape
~ su "!J architect.
b) The plans should be revised to combine more of the driveway openings, especially on
Jeffers Pass.
c) The Final Plat and Development Contract must be approved by the City Council.
d) Upon final approval, the developer must submit two complete sets of full-scale final
plans and reductions of each sheet. These plans will be stamped with the final approval
information. One set will be maintained as the official CUP record, The second set will
be returned to the developer for their files,
CONCLUSION
Based upon the Findings set forth above, the City Council hereby grants a Conditional Use
Permit for the cluster development to be knovm as Regal Crest. The contents of Planning Case
Files #01-005 and #01-006 are hereby entered into and made a part of the public record and the
record of the decision for this case.
Passed and adopted this 16th day of April, 2001 .
YES NO
Mader Mader
Ericson Ericson
Gundlach Gundlach
Petersen Petersen
Zieska Zieska
{Seal} City Manager,
City of Prior Lake
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PRELIMINARY PLAT
RESOLUTION 01~ 4 Co
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF
"REGAL CREST" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
MOTION BY:
je
SECOND BY:
Jp
WHEREAS: The Prior Lake Planning Commission conducted a public hearing on February 12, 2001, to
consider an application from Pavek Family Investments and Hodgson Trust for a Preliminary
Plat for to be known as Regal Crest; and
WHEREAS, The Prior Lake Planning Commission continued the public hearing to March 26, 2001; and
WHEREAS: Notice of the public hearing on said preliminary plat has been duly published and posted in
accordance with the applicable Minnesota Statutes and Prior Lake Ordinances; and
'WHEREAS: All persons interested in this issue were afforded the opportunity to present their views and
objections related to the preliminary plat of Regal Crest for the record at the public hearing
conducted by the Planning Commission; and
WHEREAS: The Planning Commission and City Council have reviewed the preliminary plat according to the
applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and found said
preliminary plat to be consistent with the provisions of said ordinances; and
WHEREAS The Prior Lake City Council considered an application for preliminary plat approval of Regal
Crest on April 16, 2001; and
WHEREAS: The City Council finds the preliminary plat of Regal Crest to be consistent with 'the 2020
Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR
LAKE, MINNESOTA:
A. The above recitals are incorporated herein as if fully set forth.
B. The preliminary plat of Regal Crest is approved subject to the following conditions:
1) The plans should be revised to combine more ofthe driveway openings, especially on Jeffers Pass.
2) Address the following comments from the City Engineer:
a) Submit a wetland replacement application.
b) Provide an additional low point on Jeffers Pass, north of Thatcher Lane, to direct runoff into the
southwest wetland on the property,
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c) Maximum slope of grading in maintained areas is 4:1. Some graded areas are shown with a greater
than 3: 1 slope. Provide retaining walls as necessary to create 4: 1 slopes in maintained areas.
d) Refer to the Prior Lake Design Manual for preparation of plans and specifications.
e) Look at alternative ways of connecting to the existing sanitary sewer.
f) Catch basin 15 is located In a dnveway. The driveway location must be moved.
g) The intersection of Lauren Lane and Jeffers Pass must be constructed in Phase 1 to eliminate the need
for a temporary cul-de-sac.
h) The developer must obtain temporary construction easements where off-site grading is occllrrmg.
These easements must be provided to the City prior to issuance of a grading permit.
i) The street grade shall not exceed 2.00% for the first 100' approaching the intersection witb C.R. 21.
3) Address the following comments from the Scott County Engineer:
a) Provide a right-turn lane, designed to County standards, on CSAH 21 at Jeffers Pass.
b) Remove the existing driveway on CSAH 21 and grade to match right-of-way.
c) Obtain pern1its from the County for any work in the County right-of-way.
4) Obtain a permit from the Watershed District.
5) All necessary permits from other agencies must be obtained and submitted to the City prior to final plat
approval, or prior to approval of a grading pern1it.
Passed and adopted this 16th day of April, 2001.
YES
NO
Mader Mader
Gundlach Gundlach
Ericson Ericson
Petersen Petersen
Zieska Zieska
{Seal}
City Manager,
City of Prior Lake
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